Fishergate Shopping Centre manager Keith Mitchell said: “I am extremely disappointed Preston’s planning department has recommended turning down our plans. We have spent a considerable amount of time in developing a really good scheme which offered a lot to shoppers and the wider city economy.

“The response we received from both the public and the business community has been hugely positive and supportive.

“Contrary to our hopes, neither Preston City Council nor Lancashire County Council saw fit to fully support the scheme at this time, which we find very disappointing and, given the long overdue need for major investment in Preston, very surprising.

“We do, however, wish to continue negotiations with all parties and would like to resolve any outstanding issues in the very near future.”